Ideally this would be a multi-family property that I can live in and rent out the other units.

It’s not necessarily more difficult than market-rate rentals, just different.If you’re seriously considering this route, feel free to reach out.

Then sell the property and start doing fix and flip or fix and rent. ( I prefer to sell this property as it 100km away from my student rentals. ) Not sure if I should renovate the lower unit to sell.

I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

This matters as different auctions are prone to different title issues.

There are some pockets in this lower price range but they are hard to find and sellers won't let them go for the price you want often. 

Remember this is a marathon......That said are you planning to flip, hold(short or long term?)

There are a lot of platforms that will do this for you.   

Look forward to learning and connecting with the great people in this community! 

Does anyone know of a money market mutual fund or a fixed income fund that could be used for this purpose within my Equity Trust IRA?